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Lakeville planning board drafts comments urging smaller starter‑home size, reduced bedrooms on proposed Chapter 40Y rules
Summary
The board discussed the state’s proposed Chapter 40Y starter‑home district and voted to send comments recommending a 2‑bedroom limit, a smaller maximum square footage (1,200 sq ft), and bathroom limits; members also debated density, affordability set‑asides and septic/water infrastructure implications.
The Lakeville Planning Board on July 10 reviewed the state’s draft Chapter 40Y (starter‑home zoning) guidance and voted to send comments requesting changes they said would better preserve affordability and local infrastructure.
Board members summarized the state proposal: a starter‑home zoning district would require a minimum density of four units per acre of developable land, allow accessory dwelling units up to 600 square feet on those lots, reserve at least 10% of units as affordable, and require that at least 50% of starter‑home units (excluding ADUs) contain three bedrooms. The board noted the package includes an incentive payment schedule tied to Chapter 40R, including a one‑time bonus and a $3,000 payment per starter home under certain conditions. The draft also revokes district approval if no building permits are issued within five years.
Board members questioned whether a three‑bedroom requirement meets the definition of a "starter home" and discussed alternative criteria such as square footage, single‑floor (horizontal) living, and bathroom counts. Several members argued that a starter home more typically should be two bedrooms and smaller in size. "If you're looking for starter homes, they should start off as one and two bedroom rather than three," a member said.
After discussion, the board voted to send comments to the Executive Office of Housing and Livable Communities recommending: that starter homes be limited to two bedrooms rather than three; that maximum starter‑home size be reduced from the draft’s 1,850 square feet to 1,200 square feet; and that bathroom counts be limited (the board suggested no more than one to one‑and‑a‑half bathrooms). The board also discussed septic (Title 5) implications for small lots and urged clarity on how 40Y relates to 40B and 40R.
Action: the board approved a motion to send the above comments to the Executive Office of Housing and Livable Communities by the July 25 comment deadline.
The board acknowledged the state would set further guidance and that local adoption would still require Town Meeting action and, where applicable, site‑specific overlay zoning.
